The URL can be used to link to this page

Home My WebLink About(0155) ZC-22-002Date: March 8, 2022 Case Number: ZC-22-002 Zoning Map Amendment Case Manager: Monica Lafitte Owner /Applicant: James and Glenda Wilborn Site Location: 6308 Willard Road Request Proposed Use: Single Family Request: From: "UR" Urban Residential To: "A-2 I" One -Family Residential Recommendation Council District: 5 Acreage: 5.28 acres Land Use Compatibility: Requested change is compatible. Comprehensive Plan Consistency: Staff Recommendation: Requested change is not consistent. Denial Zoning Commission Recommendation: Approval Table of Contents 1. Proiect Description and Background 2. Surrounding and Land Uses 3. Recent Zoning Histo 4. Public Notification 5. Development Impact Analysis a. Land Use Compatibility b. Comprehensive Plan Consistency c. Economic Development Plan 6. Area Zoning Map with 300 ft. Notification Area 7. Area Map 8. Future Land Use Map 9. Aerial Photograph Project Description and Background 14M The property is located on the south side of Willard Street, about a quarter mile east of East Loop 820. If you continue along Willard Road to the east, it dead ends into Quail Road in about 900 feet; on the other side of Quail Road is a floodplain; the floodplain then gives way to Lake Arlington to the east. The property is about 1000 feet from Lake Arlington, as the crow flies. The site is within Neighborhood Empowerment Zone (NEZ) Area Six. The property is just over a mile drive from the Lake ArlingtonBerry/Stalcup Urban Village to the south. The applicant is requesting a zoning change from "UR" Urban Residential to "A-21" One -Family. The site and surrounding area were part of a council initiated rezone in 2017, ZC-17-097. The site was rezoned from "A-10" to "UR", as part of that rezoning for the Lake Arlington area redevelopment. The applicant has owned and lived on this lot since 1999, almost two decades before the council initiated rezoning to "UR" Urban Residential. Due to the redevelopment efforts of the area master plans, along with the information within the Future Land Use Consistency section at the end of this report, staff is not able to recommend approval. The area generally east of East Loop 820 and bordering Lake Arlington have been the focus of planning efforts since 2004. In 2011, the City Council endorsed the Lake Arlington Master Plan. The plan proposes redevelopment of the area from under-utilized parcels and low density industrial developments to higher density residential and development that protects Lake Arlington as a recreation and water source. The area is approximately two square miles. The 2017 Comprehensive Plan designated an expansion of the Berry Lake Arlington Urban Village to encourage a higher quality development of the lake area, a highway -oriented commercial cluster, as well as higher density residential parcels. The block currently has commercial and gas well uses on the west side closer to 820; the eastern portion of the block is mainly residential homes, many of which have planted fields/large gardens, and a number of vacant, undeveloped lots. Staff notes the property is wooded. All Urban Forestry requirements must be met. Failure to comply with the Urban Forestry ordinance will result in denial of urban forestry, grading, and building permits. In "UR" Urban Residential zoning, many building types are permitted: single family house, single family attached (townhouse), two-family attached (duplex) (side by side or front to back), manor house, garden apartment, cottage court, and apartment/condo. Since the applicant wishes to use the site for "A-21" single family use, the table below will compare that information: Current Zoning: Requested Zoning: Single amil House in UR A-21 Lot size 5,000 sq. ft. maximum '/2 acre (21,780 sq. ft.) minimum Lot width N/A 85' min. at building line Lot coverage N/A 30% maximum Front Yard 0' min./20' max. 30' min., subject to projected front yards Rear Yard 5' min. primary structure or 10' minimum 20' min. when adjacent to one - or two-family; 5' min. accessory structure Side Yards 0' min./20' max. 10' minimum Height Min.: None 35' maximum Max.: 3 stories of 14 feet each Parking 2 parking spaces behind the Min. 2 parking spaces behind front build wall, garage doors the front build wall, plus one that face street must be located parking space for each min. 20' behind front build bedroom above 3 wall Landscaping Street trees and pedestrian Subject to Urban Forestry (one scaled lighting tree in parkway and one in and Facade Design Standards Facade variation required N/A when facing ROW: fagade >50' wide shall incorporate each of the three elements; fagade <50' wide min. two elements Fence Fences and walls taller than 4' Up to 8' height if located must be open style behind front build wall Surrounding Zoning and Land Uses North "UR" Urban Residential / residential and vacant East "A-21" One -Family / plans to develop as residential South "UR" Urban Residential / vacant, forested, Lake Arlington West "UR" Urban Residential / vacant, forested Recent Zoning History • ZC-21-060 4.39 acres from "UR" Urban Residential to "A-5" One -Family; adjacent lot on eastern side of subject site • ZC-17-097 Council initiated rezoning related to Lake Arlington Master Plan for about two square miles between 820 and Lake Arlington; subject lot was included as A-10 to UR; effective 12/21/17 Public Notification 300-foot Legal Notifications were mailed on January 28, 2022. The following organizations were notified: (emailed January 26, 2022) Or anizations Notified Parkside NA Historic Carver Heights NA East Fort Worth, Inc. Streams and Valleys Inc Trinity Habitat for Humanity Southeast Fort Worth Inc Fort Worth ISD * Not located within a registered Neighborhood Association Development Impact Analysis Land Use Compatibility The applicant is proposing to change the zoning to "A-21" One Family for single family development. Surrounding uses consist primarily of residential and undeveloped lots. The proposed zoning is compatible with surrounding land uses. Comprehensive Plan Consistency — Southeast The 2021 Comprehensive Plan currently designates the subject property as Urban Residential on the Future Land Use Map. A number of the policies from the Comprehensive Plan support the rezoning to "A-2 I" One -Family: • Promote appropriate infill development of vacant lots within developed areas, which will efficiently utilize existing infrastructure • Preserve the character of rural and suburban residential neighborhoods. Other policies from the Comprehensive Plan support both the "A-21" and the "UR" zoning: • Promote the development of high -quality, market -rate and affordable housing using appropriate design standards to ensure lasting value. And yet other policies and strategies from the Comprehensive Plan support the lot remaining as "UR" Urban Residential zoning. • Encourage Urban Residential and Low Density Residential as transitional uses between Single -Family Residential and high density uses. • In accordance with the Lake Arlington Master Plan, encourage quality, low -impact residential development near, but not directly on the west shoreline of Lake Arlington, while maximizing public access to the lakeshore. • Support new housing development in the Lake Arlington area, particularly new development of high quality in accordance with the Council -endorsed Lake Arlington Master Plan. • Implement policies, strategies, and regulations that ensure good urban design, such as mixed -use and urban residential zoning, form -based codes, and TOD and urban villages development. • Support community efforts to create form -based zoning districts that reflect the aspirations of stakeholders to foster the development of attractive and vibrant walkable urban neighborhoods. • Promote commercial, mixed -use, and urban residential development within the Polytechnic/Texas Wesleyan, Lake Arlington, and Miller/Berry Mixed -Use Growth Centers. • Rezone property between Loop 820 and Lake Arlington to promote development of the Lake Arlington Urban Village in accordance with the Lake Arlington Master Plan. • In accordance with the Lake Arlington Master Plan, encourage quality, low -impact residential development near, but not directly on the west shoreline of Lake Arlington, while maximizing public access to the lakeshore. • Encourage urban residential development in appropriate locations to create more walkable, pedestrian - oriented neighborhoods. While there are policies from the Comprehensive Plan that support both the current and the proposed zoning, the greater number of policies that support the current zoning of "UR", paired with the fact that "UR" is the designation of the Comprehensive Plan, outweigh the policies that could support the rezoning to "A-21". Therefore, the proposed zoning is not consistent (significant deviation) with the Comprehensive Plan. Economic Development Plan The 2018 Economic Development Strategic Plan identified a vision, goals, and strategies to facilitate the success and growth of the City of Fort Worth. Six different target areas in Fort Worth were identified and analyzed. The below recommendations apply to this project: INITIATIVE 3.2. NEIGHBORHOOD ALIGNMENT Align neighborhood assets (people, businesses, and real estate) to benefit from and support citywide economic growth. 3.2.1.3. For areas of the city targeted for urban revitalization, prevent the growth of land uses and activities that would make the area a less desirable location for business investment and job growth. Examples of land uses and activities that might diminish the economic potential of a target area include: • Large public sector or nonprofit developments (e.g., community centers, churches, homeless services centers). • Land -intensive, auto -centric development (e.g., gas stations, automotive repair shops, car washes, storage unit complexes). 3.2.2. Encourage substantial new housing investment and development in the city's under -served neighborhoods. While this portion of the Economic Development Plan supports "UR" zoning, the last part (3.2.2) also supports "A-2 I" zoning. Overall, as seen above in the Comprehensive Plan policies and the Economic Development Plan policies, some policies support the rezoning to "A-2 I" One -Family. However, the number of policies of the Comprehensive Plan and Economic Development Plan that support the "UR" Urban Residential, combined with the overall decades of planning efforts of the area, lead Staff to recommend denial of the rezoning request. Applicant: Address: Zaning From: Zoning To: Acres: IvJapsco: Sector/District: ART WORT Area Zoning Map James 1 ilborn 08 Vuillard Road UR A- 21 5_ 7-619971 SOS Southeast Commission Date:2.,'9/2022 Contact: null '0 1c. '1C i�20 Feet Crea,__. ._ 92223AM � +II� I ORT WORT a Future Land Use AAY -A=--=-= A- AA- --�evebped.AgrlcuMjral 'AanTa�-.- - 1(1(1)tea rFk)odPt3h LOWDensr.. Public Park. RL--re--. ,--i-5)ace iA.: I PrKrale Park. -,Re,-rea-.D-, O'Dei Space Lakes and Ponds ZC-22-002 ;V/ 34G 170 A Cam pmhmmw:Fh-,.hM I ML —bbibi m:uhmW3n3 or :ming 13M b—dork- (71— Loral —Mmk 340 Feet mbiblWhman.0 . G C + N-cb- "La 02.3 land d.:%jnb.- —.g F.-tl by Ctyc—CA —Zch 8'7CK . Cr—ad ','3,M33 3:2143AM C-222 Aerial Photo Maps C �r y, IV- Y 41 _ ! R r a . --7 -7- r ` ;' � �i .I.1 ; . 1 MH Feet